My wife and I are purchasing a 1 bedroom apartment in Bingham with a mortgage. We would like to retain our Bingham conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the lender panel firms or keep our Bingham as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not demand that the lender use our Bingham ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bingham conveyancing solicitor to apply to be on the conveyancing panel.

We note that you have a search directory identifying law firms on the conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Bingham?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bingham.

I need some quick conveyancing in Bingham as I am under pressure to exchange contracts within one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not obtaining a home loan you are at liberty not to have searches conducted although no lawyer would suggest that you don't. With lots of history conveyancing in Bingham the following are examples of what can appear and adversely affect future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...

Me and my brother purchased a terraced Georgian house in Bingham. Conveyancing practitioner represented me and . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching address. Is it worth asking to clarify?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bingham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the purchase.

I am tempted by the attractive purchase price for a couple of apartments in Bingham which have about 50 years left on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the marketability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.

I invested in buying a basement flat in Bingham, conveyancing having been completed 1995. How much will my lease extension cost? Similar flats in Bingham with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

With just 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.